Analysis
What ROOF knows about this roof, how it knows it, and how sure it is. Estimates are never presented as inspection findings.
Roof condition
Medium confidence68/ 100
Shingles64
Granule loss across the south slope; edges starting to curl.
Flashing72
Chimney counter-flashing sealant is cracked. Wall flashing not visible in photos.
VentilationUnknown
Needs an attic look. Photos can't show intake or exhaust balance.
Gutters81
Sound. One sagging hanger on the east run.
- Visible damage
- moderate
- Estimated remaining life
- 3–7 years
- Assessment date
- August 19, 2026
Photo findings
4 photosProbabilities are from AI reading of homeowner photos. They describe what is visible, not what is under the shingles.
| Finding | Probability | Extent |
|---|---|---|
| Granule loss Heavy granules at the downspout and bare spots on the south slope. | 87% | widespread |
| Curling Edge curl on lower courses of the south slope. | 71% | localized |
| Chimney flashing Cracked sealant at the counter-flashing. | 64% | localized |
| Moss or algae Algae streaking on the shaded north slope. Cosmetic. | 55% | localized |
| Flashing under shingles, decking Can't be seen in photos. Physical inspection needed. | Unknown | — |
Repair, replace or wait
Medium confidenceReplace the roof, then put solar on the new roof.
- Damage is widespread, so repairs would chase leaks across the roof.
- A battery is not recommended for this home; see the battery analysis.
| Option | Cost | Lasts | Cost per year |
|---|---|---|---|
| Repair Fix the damaged areas and flashing. Buys time; does not reset roof age. | $2,700–$4,100 | 3–7 yrs | $620 |
| Replace Full tear-off and new roof system. | $20,000–$23,000 | 25–30 yrs | $782 |
| Replace + solarRecommended New roof and panels installed together, so the panels never have to come off. | $38,240–$41,240 | 25–30 yrs | $1,445 |
| Replace + solar + battery Battery economics are weak for this home. | $50,240–$53,240 | 25–30 yrs | $1,881 |
Repair cost per year looks low, but it doesn't reset the roof's age, and solar would have to wait for a replacement anyway.
Property profile
| Roof area | 2,100 sq ft Aerial measurement, ±4% | Estimated |
| Pitch | 7/12 Aerial measurement | Estimated |
| Material | Architectural asphalt 2007 reroof permit | Verified |
| Installed | 2007 (19 years ago) City of Madison permit #R07-11832 (fictional) | Verified |
| Layers | 1 2007 permit was a tear-off | Inferred |
| Roof planes | 6 Aerial measurement | Estimated |
| Stories | 2 Homeowner | Verified |
| Climate | IECC 6A (cold, snow load, ice dams) IECC climate map | Verified |
| Solar exposure | Main south, East hip, Garage south Plane orientation and tree shading | Estimated |
| Ventilation | Unknown Not visible in photos | Unknown |
Who should handle what
| Roof measurements Aerial measurement is within a few percent. The crew re-measures before ordering. | ROOF |
| Surface condition Photos show granule loss and curling well; a person confirms extent. | ROOF, then a person verifies |
| Flashing and decking Hidden under shingles. Only visible on the roof or at tear-off. | Independent expert |
| Attic ventilation Needs eyes on the soffit intake and attic. Two minutes, but it has to be in person. | Independent expert |
| Repair or replace decision ROOF weighs the evidence; an independent inspector confirms before you sign. | ROOF, then a person verifies |
| Installation Licensed, insured crew. | Contractor |
What this roof should cost
Architectural laminate, Dane County benchmarkExpected range
$20,000–$23,000
Target
$21,500
Look closely above
$25,400
| Item | Quantity | Unit cost | Amount |
|---|---|---|---|
| Tear-off 1 layer(s) | 21 sq | $76 | $1,575 |
| Disposal Dumpster + tipping fees | 21 sq | $28 | $588 |
| Decking allowance 25% of 66 sheets, from roof age | 17 sheets | $80 | $1,360 |
| Synthetic underlayment Full deck coverage | 21 sq | $36 | $735 |
| Ice & water shield 6 ft at eaves, 3 ft each side of valleys | 1,128 sq ft | $2 | $1,805 |
| Architectural laminate, standard Includes 10% waste | 23 sq | $150 | $3,465 |
| Starter strip Eaves and rakes | 210 lf | $2 | $336 |
| Drip edge Eaves and rakes | 210 lf | $4 | $735 |
| Ridge & hip cap Ridges and hips | 112 lf | $8 | $784 |
| Ridge vent Balanced with existing soffit intake | 52 lf | $12 | $572 |
| Valleys Closed-cut valleys | 36 lf | $8 | $288 |
| Step & wall flashing Replace, do not reuse | 28 lf | $14 | $392 |
| Chimney flashing Step + counter flashing | 1 each | $650 | $650 |
| Pipe boots New boots on every vent | 4 each | $66 | $260 |
| Permit City of Madison reroof permit | 1 each | $350 | $350 |
| Cleanup Magnetic sweep | 1 each | $300 | $300 |
| Installation labor Pitch 7/12, 2 stories | 21 sq | $238 | $4,990 |
| Overhead & profit | $2,302 | ||
| Target (rounded) | $21,500 | ||
- Roof surface area 2,100 sq ft (estimated).
- Predominant pitch 7/12 (estimated).
- 1 existing layer(s) to remove (inferred).
- 17 sheets of decking budgeted. Actual need is unknown until tear-off.
- Overhead & profit at 12%, typical for established local crews.
- Range is ±7%. Quotes more than 18% above target deserve a line-by-line look.